Clonehurk, Ballyfin, Ballyfin, Co. Laois, R32 XC44
2 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 6 Bed · 3 Bath · 312m² · Detached
Market Position
Limited Transaction Data
At €550,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 18mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
Financial Exposure · 39% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€550,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Omoore Forest, Mountmellick, Laois, Laois | 2024-04-25 | 235m² | |
| Mullaghanard House, Mullaghanard, Mountmellick, Laois | 2024-09-30 | 225m² |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER B2 Advantage: The B2 BER rating offers a competitive advantage, with estimated annual energy costs of €1,400-€1,800 compared to €2,200-€2,800 for a D-rated property of similar size.
Details
- Generous Proportions: With 312.0m² of living space and 6 bedrooms, this property significantly exceeds the typical 3-bedroom median in the wider 100km radius market, offering ample room for larger families or multi-generational living.
- Value Optimization Opportunity: While the property is listed at €550,000, its estimated value is €399,684, implying a potential for significant value uplift through strategic pricing or renovation if it meets the estimated value.
- Hypothesis: Given the B2 BER rating, further investment of €5,000-€8,000 to reach a B1 or A3 rating could yield a property value increase of €10,000-€15,000 and enhance its marketability against the 100km median BER rating of 'unknown'.
Amenities
Limited Local Connectivity: There are no specific bus routes, train stations, or Luas stops mentioned as serving Clonehurk, Ballyfin directly in the provided data, suggesting reliance on private transport.
Details
- Remote Educational Access: Specific schools, colleges, or universities are not detailed for the immediate vicinity, implying that significant travel would be required for educational facilities.
- Scarce Local Services: Without mention of specific shops, restaurants, or parks within close proximity, residents are likely to face considerable travel for daily shopping, dining, and leisure activities.
- Hypothesis: The absence of readily available public transport and specific local amenities in the provided data for Clonehurk, Ballyfin, suggests that this property is situated in a rural area with limited connectivity, making it highly dependent on private vehicles for access to essential services and employment centers, thereby limiting its appeal to a niche buyer group.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.